Land To The West Of The Street Dilham Norfolk

1. 1.Policy SS 1 sets out the spatial strategy for North Norfolk, seeking to focus the majority of new development in the towns and larger villages referred to as Principal and Secondary Settlements. A small amount of development is to be focused on designated Service Villages and Coastal Service Villages to support rural sustainability. The remainder of the district is designated as countryside where development is limited to that which requires a rural location and is for one or more of the criteria set out in Core Strategy Policy SS 2. The proposal includes addition of affordable dwellings, however this represents only a small proportion of the proposed development, as such would not constitute a rural exception site, as such would not accord with Policy HO 3. These are strategic policies that set out the overarching approach for distributing development across the district, promoting sustainable patterns of development and protecting the countryside. New market housing in the countryside is not one of the identified criteria set out within Policy SS 2. The location of the proposed development is considered to be unsustainable, with a lack of meaningful nearby facilities, services and public transport links. As a result, reliance would be almost exclusively placed upon private car use to access larger settlements to meet the day-to-day needs of future occupants and as a result the development would not contribute to enhancing or maintaining the vitality of the rural community. Accordingly, the proposed development is contrary to Policies SS 1, SS 2 and SS 4 of the adopted North Norfolk Core Strategy and Chapters 5, 9 and 14 of the National Planning Policy Framework.
2. 2.The Local Planning Authority considers that the proposed development falls within Group Area Zones of Influence and affects European Designations as set out in the Norfolk Green Infrastructure and Recreational Impact Avoidance Mitigation Strategy. The application has failed to demonstrate that the proposed development would not result in adverse effects, either alone or in combination on the integrity of European Sites arising as a result of the development including in relation to recreational disturbance. In the absence of evidence to rule out likely significant effects and in the absence of suitable mitigation measures to address likely significant effects, the proposal is contrary to the requirements of Policies SS 4 and EN 9 of the North Norfolk Core Strategy and approval of the application would conflict with the legal requirements placed on the Local Planning Authority as competent authority under the Conservation of Habitats and Species Regulations 2017 (as amended).
3. 3.The Local Planning Authority considers that the proposed development comprises overnight accommodation that falls within the catchment of the Broads Special Area of Conservation and Ramsar site and is likely to have an adverse impact on European Designations requiring mitigation in relation to nutrient enrichment. The application has failed to demonstrate that the proposed development would not result in adverse effects, either alone or in combination, on the integrity of European Sites arising as a result of the development including in relation to nutrient enrichment. In the absence of evidence to rule out likely significant effects and in the absence of suitable mitigation measures to address likely significant effects, the proposal is contrary to the requirements of Policies SS 4 and EN 9 of the North Norfolk Core Strategy and approval of the application would conflict with the legal requirements placed on the Local Planning Authority as competent authority under the Conservation of Habitats and Species Regulations 2017 (as amended).
4. 4.The Local Planning Authority considers that there is insufficient ecology and BNG supporting information. The area surveyed does not including the infiltration basin to the northwest of the site included within the site location plan, and this is a significant omission. Consequently the supporting details do not outline the current biodiversity, ecological impacts, habitats and associated mitigations and enhancements required for the entire site and based on this limitation is considered contrary to Policy EN 9 of the adopted North Norfolk Core Strategy, the Conservation of Habitats and Species Regulations 2017 (as amended) and the Environment Act 2021. This Decision refers only to that required under the Town and Country Planning Acts and does not include any consent or approval under any other enactment, bylaw, order or regulation.

From the council's decision notice.

Application type

Outline Planning Permission

Scale / size

Large

Number of dwellings

10

Parish

Dilham

Date validated

8 August 2025

Consultation expiry

17 September 2025

Consultation start

27 August 2025

Consultation end

17 September 2025

Last date for comments

17 September 2025

Target decision date

7 November 2025

Agent

Neil Macnab

Agent address

Orchard Barn Hickling Rd Sutton Sutton, Norwich Norfolk NR129SH United Kingdom

Statutory period

91 days

Last advertised

14 August 2025

Site notice start

19 August 2025

Site notice end

9 September 2025

Planning Portal ID

PP-14202031

Documents

43